Gig Harbor planning commission narrows ADU rules, leans to bar short-term rentals and set one off‑street parking space per unit

Gig Harbor’s Planning Commission on Jan. 16 reviewed draft revisions to the city’s accessory dwelling unit (ADU) regulations prompted by recent state legislation and indicated a consensus to prohibit ADUs from being used as short‑term rentals and to require one off‑street parking space per ADU, with limited exceptions to be drafted by staff.

The planning commission discussion centered on how to align local rules with House Bill 1337 and related state requirements, how to define and size ADUs, whether ADUs may be used for short‑term rentals, and how to handle parking when lot size or site conditions make on‑site stalls difficult. Jeremy Hammer, senior planner, presented the draft changes and described the state law’s parking and size constraints. “The requirements for off‑street parking: the city may not require more than 1 off‑street parking [space] if the dwelling unit is on a lot smaller than 6,000 square feet and cannot require more than 2 off‑street parking spaces on a lot greater than 6,000,” Hammer said. Eric Baker, newly introduced community development director, said he welcomes working with the commission as the city manages growth pressures.

Why it matters: the state law increases the number and potential size of ADUs that jurisdictions must allow and gives cities limited discretion on use (including whether ADUs can be short‑term rentals) and on how many off‑street spaces may be required. Commissioners stressed the goal of expanding long‑term housing options while avoiding unintended consequences such as loss of long‑term housing to vacation‑rental use or unsafe on‑street parking patterns.

Most of the commission supported prohibiting ADUs from being used as short‑term rentals. Commissioners repeatedly cited the “spirit” of House Bill 1337 as encouraging ADUs for long‑term housing and affordable options for seniors, young workers and family members. One commissioner summarized that ADUs are intended to “help address our affordable housing scenarios” and expressed concern that allowing short‑term rentals would erode that purpose.

On parking, staff proposed a working default of one off‑street parking space per ADU. Commissioners asked staff to draft exceptions or objective criteria for when a strict one‑stall requirement should be waived — for example, for lots with constrained buildable area, very high lot coverage, or where alley/driveway configuration already consumes usable area. Hammer explained that the permitting approach would be largely ministerial: ADU changes would be processed through building permits rather than a separate land‑use review, consistent with the state’s intent to reduce barriers. He told the commission that public notice would not be part of the routine ADU building‑permit process; separate short‑term‑rental permitting does include public notification and annual renewal.

Commissioners asked several detailed questions about existing local constraints and implementation: how many lots in Gig Harbor fall below the state’s 6,000‑square‑foot threshold, how critical‑area and shoreline regulations apply to ADUs, and how homeowners‑association (CC&Rs) rules interact with city code. Staff said most Gig Harbor lots are above 7,000 square feet and that critical‑areas and shoreline rules apply to all development; those regulations could limit ADU placement or size where buffers apply. On HOAs, staff noted CC&Rs are recorded with the land and often are more restrictive than municipal code; whether an HOA restriction would hold up in court is a legal question staff will check with the city attorney.

Size limits were discussed: the city’s current maximum ADU size is 600 square feet; state guidance requires jurisdictions to allow a maximum of at least 1,000 square feet (some jurisdictions set higher maximums, such as 1,200). Commissioners left the exact numeric maximum as a staff recommendation to present in the draft for public hearing.

Commissioners also asked staff to explore preapproved ADU plans and prefabricated ADU options to reduce permit time and cost; staff said preliminary discussions are underway with regional partners. Commissioners asked for demographic data about who typically occupies ADUs (seniors, adult children, workers), which staff agreed to research for a future meeting.

Next steps: staff will prepare a draft ordinance that reflects the commission’s direction (prohibit ADUs as short‑term rentals; default to one off‑street parking space with objective exceptions; align definitions and sizes to state law) and return it for public hearing and a recommendation at a future meeting. Jeremy Hammer said the commission is tentatively scheduled to hold the public hearing on Feb. 6, 2025.

Votes at a glance: the commission approved the Nov. 21, 2024 minutes by voice vote; it postponed election of chair and vice chair to the next meeting for better attendance; and the meeting was adjourned by a motion that passed by voice vote.

For the record: Hammer and Eric Baker provided staff presentations and answered technical questions; commissioners asked for clearer language on when parking exceptions would apply and asked staff to verify legal interactions with HOAs, critical‑area protections and the Shoreline Master Program.

The commission closed the meeting having given staff direction to draft the ordinance and exceptions for parking to bring back for the Feb. 6 public hearing.